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Home My WebLink AboutCDC/2011-09 1 2 3 4 5 6 7 (NOTE: COMPANION RESOLUTIONS 2011-47 CDC/2011-8, CDC/2011-10, CDC/2011-11) RESOLUTION NO. CDC/2011-9 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO APPROVING A CERTAIN PROJECT FUNDING AGREEMENT BY AND BETWEEN THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO ("AGENCY") AND THE SAN BERNARDINO ECONOMIC DEVELOPMENT CORPORATION, INC., RELATING TO THE $525,000,000 PRINCIPAL AMOUNT REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO REDEVELOPMENT PROJECT AREAS CAPITAL IMPROVEMENT PROJECTS WHEREAS, the City of San Bernardino, California (the "City"), is a municipal corporation 8 and charter city, duly organized and existing pursuant to the provisions of the constitution of the 9 State of California; and 10 WHEREAS, the Community Development Commission of the City of San Bernardino (the 11 "Commission") is the governing body of the Redevelopment Agency of the City of San Bernardino 12 (the "Agency"), a public body, corporate and politic, organized and existing pursuant to the 13 California Community Redevelopment Law (Health and Safety Code Section 33000, et seq.) (the 14 "CRL"); and 15 WHEREAS, the Agency was established by appropriate action of the City, for the purposes 16 of exercising redevelopment powers within the City boundaries through the adoption and approval 17 of various redevelopment project areas that are currently in existence within the City (the "Project 18 Areas") as further described in the applicable redevelopment plans accompanying such Project 19 Areas (the "Redevelopment Plans"); and 20 WHEREAS, the San Bernardino Economic Development Corporation (the "SBEDC") was 21 formed pursuant to the non-profit corporation laws of the State of California, and currently exists for 22 the purposes of assisting in the implementation of various redevelopment initiatives within the City 23 and to undertake such other activities, programs and projects of the Agency and the City as are then 24 deemed advisable by the SBEDC through its board of directors; and 25 WHEREAS, pursuant to the Community Redevelopment Law (Health & Safety Code 26 Section 33000, et seq.) (the "CRL" or the "Authorizing Provisions"), the Agency may enter into 27 funding agreements and financing agreements with other public agencies, private entities and non- 28 profit corporations to carry out its redevelopment and other public infrastructure development 1 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc CDC/2011-9 1 purposes; and 2 WHEREAS, the SBEDC has requested that the Agency act at this time to assist the SBEDC 3 with the financing of certain public infrastructure and the implementation of other programs and 4 activities located within the Project Areas, together with other public infrastructure that is necessary 5 to support the long-term development and redevelopment of the portions of the City located within 6 the Project Areas, namely, those public improvements, public infrastructure and other developments 7 and activities, programs and projects all as set forth in the current year 2010-2011 Budget of the 8 Agency and the Downtown Vision Plan for the Theater District of the Agency as indicated on 9 Exhibit "A" (the "Programs, Projects and Activities") of the Funding Agreement by and between the 10 Agency and the EDC relating to the $525,000,000 Principal Amount Redevelopment Agency of the 11 City of San Bernardino Redevelopment Project Areas Capital Improvement Projects (the "Funding 12 Agreement" as said Funding Agreement is attached to this Resolution as Exhibit "A") plus those 13 other public improvements and public infrastructure as set forth on the Implementation Plan of the 14 Agency as indicated on Exhibit "B" of the Funding Agreement (the "Implementation Plan Public 15 Improvements") (collectively, the "Redevelopment Related Improvements"); and 16 WHEREAS, in addition to the Redevelopment Related Improvements, the SBEDC, in 17 furtherance of the redevelopment of various areas of the City and in particular with the Project 18 Areas, requires the Agency to commit to certain levels of additional financing amounts to the 19 SBEDC for the fulfillment of the contractual commitments and other financial obligations as set 20 forth on Exhibit "c" of the Funding Agreement (the "Other EDC Contractual Obligations"); and 21 WHEREAS, the Agency has determined to finance the Redevelopment Related 22 Improvements and the Other EDC Contractual Obligations by the incurring of the indebtedness as 23 required by the Funding Agreement, including, but not limited, the issuance of one or more EB-5 24 foreign investor direct loan obligations, other privately placed loans with commercial lenders and 25 private parties, the issuance of municipal bonds and the pledge of the tax increment revenues of the 26 Agency to the EDC as set forth in the Funding Agreement during the period of time that the Agency 27 is entitled to receive tax increment revenues pursuant to the Redevelopment Plans for the Project 28 Areas as the financial obligations of the Agency as shall be applicable for the period of time that 2 P:\Agendas\Comm Dev Commission\2011 CDC ltems\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC ResQ,doc CDC/2011-9 1 such financial obligations of the Agency to the EDC are payable under the Funding Agreement; and 2 WHEREAS, in order to secure the financial obligations of the Agency to the SBEDC as 3 provided in the Funding Agreement, the Agency desires to transfer to the SBEDC, the responsibility 4 for the management and maintenance of the Agency real property assets as described on Exhibit 5 "D" of the Funding Agreement (the "Agency Real Property Assets"), which shall be operated and 6 managed by the SBEDC with the tax increment revenues to be provided by the Agency to the 7 SBEDC for such purposes at such time as determined by the SBEDC in its sole and absolute 8 discretion as further provided in the Funding Agreement; and 9 WHEREAS, the Agency and the SBEDC seek to provide through the Funding Agreement 10 that in addition to the obligations as incurred pursuant to the Funding Agreement, the Agency shall 11 pledge to the SBEDC additional revenues as necessary to support the ongoing contractual and 12 budgeted obligations and commitments of the SBEDC as shall be incurred in furtherance of the 13 improvement of the Redevelopment Related Improvements and the Other SBEDC Contractual 14 Obligations and to fund the construction and/or financing of the Redevelopment Related 15 Improvements and the Other SBEDC Contractual Obligations; and 16 WHEREAS, consistent with the SBEDC obligations incurred pursuant to the Funding 17 Agreement and the commitment of the Agency to fulfill its financial commitments to the SBEDC, 18 during the Term of the Funding Agreement, the Agency tax increment revenues available pursuant 19 to the Redevelopment Plans for the Project Areas shall become revenues attributed to and payable to 20 the SBEDC, and the Agency therein pledges the tax increment revenues for the payment and 21 repayment of the obligations to pay for and for the administration and undertaking of the 22 Redevelopment Related Improvements, the Other SBEDC Contractual Obligations and/or the other 23 obligations as incurred pursuant to the Funding Agreement; and 24 WHEREAS, the Commission has duly considered the terms of such transactions as 25 contemplated herein and has determined that it is in the best interests of the City and Agency to 26 enter into the Funding Agreement to finance said Redevelopment Related Improvements and the 27 other obligations as incurred pursuant to the Funding Agreement, and thus desire to approve and 28 authorize said Funding Agreement. 3 P:\Agendas\Comm Dev Commission\2011 CDC ltems\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc CDC/2011-9 1 NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION OF THE 2 CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND ORDER AS 3 FOLLOWS: 4 Section 1. Approval of Assistance with Financing. The Commission hereby approves 5 the Agency's financing of the Redevelopment Related Improvements and the Other SBEDC 6 Contractual Obligations by the incurring of indebtedness pursuant to the Funding Agreement 7 including, but not limited, the issuance of one or more EB-5 direct loan obligations, other privately 8 placed loans with commercial lenders and private parties, the issuance of municipal bonds and the 9 pledge of the tax increment revenues of the Agency to the SBEDC as set forth in the Funding 10 Agreement during the period of time that the Agency is entitled to receive tax increment revenues 11 pursuant to the Redevelopment Plan for the Project Areas as the financial obligations of the Agency 12 as shall be applicable for the period of time that such financial obligations of the Agency to the 13 SBEDC are payable thereunder. 14 Section 2. Approval of Security Regarding the Financial Obligations. The Commission 15 hereby approves the transfer to the SBEDC of the responsibility for the management and 16 maintenance of the Agency real property assets as described on Exhibit "D" of the Funding 17 Agreement (the "Agency Real Property Assets") and the performance and financial obligations set 18 forth in Article 2 ofthe Funding Agreement. 19 20 Section 3. Pledge of Additional Revenue. A. The Commission hereby approves the pledge from the Agency to the SBEDC of 21 additional revenues as necessary to support the ongoing contractual and budgeted obligations and 22 commitments of the SBEDC and to fund the construction and/or financing of the Redevelopment 23 Related Improvements and the Other SBEDC Contractual Obligations as outlined in the Funding 24 Agreement. 25 B. The Commission hereby approves that the Agency tax increment revenues available 26 pursuant to the Redevelopment Plans for the Project Areas become revenues attributed to the 27 SBEDC, and the Agency's pledge of the tax increment revenues for the payment and repayment of 28 the obligations to pay for the Redevelopment Related Improvements, the Other SBEDC Contractual 4 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc CDC/2011-9 1 Obligations and/or the other obligations as incurred pursuant to the Funding Agreement. 2 Section 4. Approval of Terms and Provisions. The Commission hereby approves the 3 terms and provisions of the Funding Agreement and the totality of the Agency's obligations 4 thereunder. 5 Section 5. Approval of Final Form of Funding Agreement. The Commission hereby 6 approves the form of the Funding Agreement in the form on file with the Secretary, together with 7 any changes therein or additions thereto as may be approved by the Chair or the Executive Director. 8 The Commission hereby further authorizes and directs the conversion of the form of the Funding 9 Agreement into the final form thereof, together with such changes or modifications as deemed 10 necessary or desirable by the Chair or the Executive Director upon the recommendation of Agency 11 Counsel and the City Attorney. The Chair or the Executive Director or such other authorized officer 12 of the Commission is hereby authorized and directed to execute and deliver, and the Secretary or 13 Assistant Secretary is hereby authorized and directed to attest to, the final form of the Funding 14 Agreement. 15 Section 6. Official Action; Validation Action. (a) The Chair, Vice-Chair, Secretary, 16 Assistant Secretary, Executive Director, Agency Counsel, City Attorney and any and all other 17 members and officers of the Agency are hereby authorized and directed, for and in the name and on 18 behalf of the Agency, to do any and all things and take any and all actions, including execution and 19 delivery of any and all assignments, certificates, requisitions, agreements, notices, consents, 20 instruments of conveyance, warrants and other documents, which they, or any of them, may deem 21 necessary or advisable in order to fulfill the obligations of the Agency under the Funding 22 Agreement. Whenever in this Resolution any officer of the Agency is authorized to execute or 23 countersign any document or take any action, such execution, countersigning or action may be taken 24 on behalf of such officer by any person designated by such officer to act on his or her behalf in the 25 case such officer shall be absent or unavailable. 26 (b) This Commission further authorizes and directs Agency Counsel together with the City 27 Attorney to file an action in the Superior Court of San Bernardino County pursuant to Code of Civil 28 Procedure Section 860, et seq., as to the matters contained in this Resolution, the Funding 5 P:\Agendas\Comm Dev Commission\2011 CDC lterns\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc CDC/2011-9 1 Agreement and the other actions of the Agency and the Mayor and Common Council as approved in 2 furtherance of the Funding Agreement, the Housing Capitalization Funding Agreement (Sub- 3 recipient Agreement), the incurrence of the indebtedness pursuant to the EB-5 funding loan program 4 and the Project Implementation Agreement of the City with SBEDC. 5 Section 7. Effective Date. This Resolution shall become effective immediately upon 6 adoption by this Commission. 7 /1/ 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 6 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc 1 2 3 4 5 6 7 CDC/2011-9 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO APPROVING A CERTAIN PROJECT FUNDING AGREEMENT BY AND BETWEEN THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO ("AGENCY") AND THE SAN BERNARDINO ECONOMIC DEVELOPMENT CORPORATION, INC., RELATING TO THE $525,000,000 PRINCIPAL AMOUNT REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO REDEVELOPMENT PROJECT AREAS CAPITAL IMPROVEMENT PROJECTS I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Community 8 Development Commission of the City of San Bernardino at a Joint Special meeting thereof, 9 held on the 3rd day of March , 2011, by the following vote, to wit: 10 Commission Members: 11 MARQUEZ 12 VACANT 13 BRINKER 14 SHORETT 15 KELLEY 16 JOHNSON 17 MC CAMMACK 18 19 Ayes Nays Abstain Absent x x x x x X secre~ 20 The foregoing Resolution is hereby approved this ~ day of Mard , 2011. 21 22 23 24 25 ~: ::P;;;;jf;i Ag ounsel 28 t:lL-rL~ , Rikke Van Johnso~, Vice Chairperson Community Development Commission of the City of San Bernardino 7 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03.03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc CDC/2011-9 1 EXHIBIT "A" 2 Funding Agreement 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Funding Agreement CDC Reso.doc CDC12011-9 PROJECT FUNDING AGREEMENT by and between REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO and SAN BERNARDINO ECONOMIC DEVELOPMENT CORPORATION, INC., A CALIFORNIA NON-PROFIT CORPORATION Relating to the $525,000,000 PRINCIPAL AMOUNT REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO REDEVELOPMENT PROJECT AREAS CAPIT AL IMPROVEMENT PROJECTS CDC/2011-9 PROJECT FUNDING AGREEMENT THIS PROJECT FUNDING AGREEMENT is made and entered into as of March _, 2011 (this "Funding Agreement"), by and between the Redevelopment Agency of the City of San Bernardino, a public body, corporate and politic existing under the laws of the State of California (the "Agency") and the San Bernardino Economic Development Corporation, Inc., a California non-profit corporation ("SBEDC"), as follows. WIT N E SSE T H: WHEREAS, the Agency was established by appropriate action of the City of San Bernardino (the "City"), for the purposes of exercising redevelopment powers within the City boundaries through the adoption and approval of various redevelopment project areas that are currently in existence within the City (the "Project Areas") as further described in the applicable redevelopment plans accompanying such Project Areas (the "Redevelopment Plans"); and WHEREAS, the Community Development Commission of the City of San Bernardino (the "Commission") acts as the governing body of the Agency for all official actions taken on behalf of the Agency; and WHEREAS, SBEDC was formed pursuant to the non-profit corporation laws of the State of California and was formed and exists for the purposes of assisting in the implementation of various redevelopment initiatives within the City and to undertake such other activities, programs and projects of the Agency and the City as are then deemed advisable by EDC through its board of directors; and WHEREAS, pursuant to the Community Redevelopment Law (Health & Safety Code Section 33000, et seq.) (the "CRL" or the "Authorizing Provisions"), the Agency may enter into project funding agreements and financing agreements with other public agencies, private entities and non-profit corporations to carry out its redevelopment and other public infrastructure development purposes; and WHEREAS, SBEDC has requested that the Agency act at this time to assist SBEDC with the financing of certain public infrastructure and the implementation of other programs and activities located within the Project Areas, together with other public infrastructure that is necessary to support the long-term development and redevelopment of the portions of the City located within the Project Areas, namely, those public improvements, public infrastructure and other developments and activities, programs and projects all as set forth in the current year 2010- 201 Budget of the Agency and the Downtown Vision Plan for the Theater District of the Agency as indicated on Exhibit "A" (the "Programs, Projects and Activities") as attached hereto and incorporated herein by reference plus those other public improvements and public infrastructure as set forth on the Implementation Plan of the Agency as indicated on Exhibit "B" (the "Implementation Plan Public Improvements") as attached hereto and incorporated herein by reference (collectively, the "Redevelopment Related Improvements"); and WHEREAS, in addition to the Redevelopment Related Improvements, SBEDC, in furtherance of the redevelopment of various areas of the City and in particular with the Project 1 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/20 11-9 Areas, requires the Agency to commit to certain levels of additional financing amounts to SBEDC for the fulfillment of the contractual commitments and other financial obligations as set forth on Exhibit "c" (the "Other SBEDC Contractual Obligations") as attached hereto and incorporated herein by reference; and WHEREAS, the Agency has determined to finance the Redevelopment Related Improvements and the Other SBEDC Contractual Obligations by the incurring of the indebtedness as required by this Funding Agreement, including, but not limited, the issuance of one or more EB-5 foreign investor direct loan obligations, other privately placed loans with commercial lenders and private parties, the issuance of municipal bonds and the pledge of the tax increment revenues of the Agency to SBEDC as set forth in this Funding Agreement during the period of time that the Agency is entitled to receive tax increment revenues pursuant to the Redevelopment Plans for the Project Areas as the financial obligations of the Agency as shall be applicable for the period of time that such financial obligations of the Agency to SBEDC are payable hereunder; and WHEREAS, in order to secure the financial obligations of the Agency to SBEDC as provided in this Funding Agreement, the Agency desires to transfer to SBEDC the responsibility for the management and maintenance of the Agency real property assets as described on Exhibit "D" (the "Agency Real Property Assets") as attached hereto and incorporated herein by reference which shall be operated and managed by EDC with the tax increment revenues to be provided by the Agency to SBEDC as further provided herein; and WHEREAS, the Agency and SBEDC seek to provide through this Funding Agreement that in addition to the obligations as incurred pursuant to this Funding Agreement, the Agency shall pledge to EDC additional revenues as necessary to support the ongoing contractual and budgeted obligations and commitments of SBEDC as shall be incurred in furtherance of the improvement of the Redevelopment Related Improvements and the Other EDC Contractual Obligations and to fund the construction and/or financing of the Redevelopment Related Improvements and the Other EDC Contractual Obligations; and WHEREAS, consistent with the SBEDC obligations incurred pursuant to this Funding Agreement and the commitment of the Agency to fulfill its financial commitments to SBEDC, during the Term (as defined in Section 1.03) of this Funding Agreement, the Agency tax increment revenues available pursuant to the Redevelopment Plans for the Project Areas shall become revenues attributed to and payable to SBEDC, and the Agency herein pledges the tax increment revenues for the payment and repayment of the obligations to pay for and for the administration and undertaking of the Redevelopment Related Improvements, the Other SBEDC Contractual Obligations and/or the other obligations as incurred pursuant to this Funding Agreement; and WHEREAS, the Agency and SBEDC have determined that it is in the best interests of the Agency and SBEDC to enter into this Funding Agreement to finance said Redevelopment Related Improvements and the other obligations as incurred pursuant to this Funding Agreement, and thus desire to provide for the terms and conditions of their cooperation in such matters as herein provided. 2 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreementdocx CDC12011-9 NOW THEREFORE, the parties to this Funding Agreement agree, as follows. ARTICLE I DEFINITIONS; TERM OF FUNDING AGREEMENT Section 1.01. Recitals. The Recitals set out above are true and correct. Section 1.02. Definitions. Unless the context otherwise requires, capitalized terms used herein and not defined herein shall have the meanings as generally ascribed to such terms. Section 1.03. Assignment. This Funding Agreement shall be subject to assignment at the written direction of the Commission to SBEDC for any assignment of this Funding Agreement that is authorized by the Commission to be made to any duly established joint powers authority as so directed by the Commission in writing to SBEDC pursuant to written notice delivered by the Commission to SBEDC. Upon receipt of any such written notice of assignment from the Commission specifying the assignment of this Funding Agreement to such joint powers authority, SBEDC shall immediately take all necessary actions to timely accomplish the assignment to the joint powers authority as may then be required in accordance with such direction of the Commission. Section 1.04. Bylaws. The Commission has authorized the execution of this Funding Agreement with SBEDC based upon the corporate bylaws of SBEDC (the "Bylaws") as are in existence as of the date of this Funding Agreement which specify the manner and term of the appointment of directors to the corporate board of SBEDC and which, in additional to other matters, requires SBEDC to comply with certain requirements that are applicable to governmental entities within the State. No amendment, change or other modification shall be made to the Bylaws without the prior written approval of the Commission which approval may be granted or withheld at the sole and absolute discretion of the Commission. Section 1.05. Maintenance of Tax-Exempt Status. SBEDC covenants and agrees to maintain the current tax status of SBEDC for federal income tax purposes as an exempt organization organized as a California non-profit corporation and pursuant to Internal Revenue Code Section 501(c)(3), and SBEDC shall cause to be prepared and timely transmitted all necessary filings with State of California and the Internal Revenue Service to maintain such tax- exempt status as a California non-profit corporation. SBEDC further covenants and agrees not to enter into any transaction or to undertake any other type of activity that would cause SBEDC to become a taxable entity, and all revenues, including but not limited to the tax increment revenues to be received by SBEDC pursuant to this Funding Agreement, shall be used strictly in conformance with this Funding Agreement and in a manner so as not to cause any income or funds received by SBEDC to be determined to be "unrelated business income" that would in any manner jeopardize the tax-exempt status of SBEDC. Section 1.06. Term. This Funding Agreement shall remain in full force and effect so long as the obligations incurred by the Agency to SBEDC remain outstanding and unpaid, but in no event later than the last date that the Agency is entitled to receive the tax increment revenues pursuant to the Redevelopment Plans for the Project Areas for the repayment of indebtedness and other financial and contractual obligations. 3 P:\Agendas\Comm Dev Comrnission\2011 CDC ltems\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC12011-9 ARTICLE II PAYMENT OF TAX INCREMENT REVENUES OF AGENCY TO EDC Section 2.01. Transfer of Powers. (a) In order to carry out the Redevelopment Related Improvements and the Other SBEDC Contractual Obligations, SBEDC shall assume all performance obligations with respect thereof and the Agency hereby pledges to SBEDC all tax increment revenues available to the Agency from the Redevelopment Plans for the Project Areas during the Term of this Funding Agreement for the payments as required for SBEDC to fully perform each and every financial and contractual obligation as set forth on Exhibits "A", "B" and "C" as to the Redevelopment Plans for the Project Areas. The Agency shall be responsible for compliance with all requirements imposed by the Redevelopment Plans and for the timely payment of funds and the reporting of such uses pursuant to the CRL, and SBEDC shall be responsible for all compliance with respect to the public works requirements as imposed pursuant to California law with regard to the implementation and undertaking of the Redevelopment Related Improvements and the Other SBEDC Contractual Obligations. (b) SBEDC shall use and apply the tax increment revenues as pledged pursuant to this Funding Agreement to undertake, manage, administer and implement all aspects of the Redevelopment Related Improvements and the Other SBEDC Contractual Obligations, specifically including, but not limited to: 1. the design, construction and implementation of the Redevelopment Related Improvements as set forth in the 2010-2011 Budget of the Agency and the Downtown Vision Plan for the Theater District of the Agency as indicated on Exhibit "A"; 2. undertaking of the Other SBEDC Contractual Obligations as set forth on Exhibit "B"; 3. managing and maintaining the Agency Real Property Assets as set forth on Exhibit "C". (c) The Agency Real Property Assets shall not be transferred in fee by the Agency to SBEDC except upon the subsequent approval of the Commission, the Council and SBEDC as to any such subsequent transfer of fee title. SBEDC shall be responsible for the management and property maintenance of the Agency Real Property Assets for such period of time that the Agency Real Property Assets continue to be owned in fee title by the Agency. The obligation of the Agency to transfer the management and property maintenance for the Agency Real Property Assets shall be a binding and enforceable contractual obligation upon the Agency from and after the date of this Funding Agreement, and any failure of the Agency to remit the necessary tax increment revenues to provide for the payment of such management and property maintenance expenses for the Agency Real Property Assets as required herein shall be an Event of Default pursuant to Section 3.01 hereof. 4 P:\Agendas\Comm Dev Commission\2011 CDC ltems\Special Joint Workshop\03-03~11 Agency & SBEDC - Project Funding Agreement-docx CDC/2011-9 Section 2.02. Irrevocable Pledge of Tax Increment Revenues. Pursuant to and in consideration of the assumption of the obligations by SBEDC as set forth in Section 2.01 above, commencing as of the date of this Funding Agreement during the 2010-2011 fiscal year and for each fiscal year thereafter during the Term, those tax increment revenues derived by the Agency from the Redevelopment Plans for the Project Areas are hereby irrevocably pledged to SBEDC pursuant to this Funding Agreement on a basis subordinate to all presently authorized and issued, and future authorized and issued debt obligations of the Agency that are sold through municipal underwriting means or debt obligations with third party commercial lenders, including, but not limited to those amounts that are in excess of the tax increment revenues budgeted to be expended by the Agency for the current 2010-2011 fiscal year of the Agency and for each fiscal year thereafter during the Term. Such pledge of the tax increment revenues of the Agency to SBEDC shall be irrevocable during the Term of this Funding Agreement. The maximum dollar amount of the tax increment revenues pledged by the Agency to SBEDC pursuant to this Funding Agreement for the use and pledge of tax increment revenues for debt and other contractual obligations that are intended to be issued or incurred by SBEDC on and after the date of this Funding Agreement shall not exceed $525,000,000 in the aggregate principal amount plus interest payable thereon. Section 2.03. Use of Tax Increment Revenues. (a) Throughout the Term of this Funding Agreement, SBEDC hereby agrees that the tax increment revenues as pledged by the Agency pursuant to Section 2.02 above shall be applied for the payment and/or repayment of the obligations incurred by SBEDC pursuant to Section 2.01 above. (b) SBEDC shall take all steps necessary to utilize the tax increment revenues to pay principal and interest due on all debt and other contractual obligations of EDC as specified in this Funding Agreement. Such payments shall be absolute obligations of EDC and shall not be subject to any deduction or offset of any kind whatsoever. (c) EDC shall submit an annual proposed budget for each fiscal year to the Commission and the Mayor and Common Council of the City of San Bernardino (the "Council") for review and concurrence at least sixty (60) calendar days prior to any final approval of such annual budget by SBEDC. Any budget as thereafter approved by SBEDC shall be modified to include the comments as approved by the Commission and the Council within such budget and as to such items that cannot be agreed upon among the Commission, the Council and SBEDC, those particular items shall be deleted from the budget as may thereafter be approved by SBEDC. Section 2.04. Use of Excess Tax Increment Revenues. During the Term of this Funding Agreement and to the extent that there are excess tax increment revenues ("Excess Tax Increment Revenues") after payment and/or repayment of the various obligations incurred by SBEDC pursuant to Section 2.01 above, such Excess Tax Increment Revenues shall be used by SBEDC for other qualifying public works projects and the improvements within the Project Areas or transferred to the Agency for use pursuant to the Redevelopment Plans for the Project Areas. In addition to the rights of the Commission and the Council to approve the annual budgets as specified in Section 2.03( c) above, the Commission and the Council shall also have 5 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 the right to approve (i) the sale of any real property that may hereafter be transferred to SBEDC pursuant to this Funding Agreement, including the price, terms and other conditions to be imposed upon the sale of any such real property that is intended to be transferred to any third party, whether a private entity or governmental agency, and (ii) any agreement by and between SBEDC and any project developer or landowner seeking to obtain any form redevelopment assistance or other form of participation agreement, reimbursement agreement other project related agreement from SBEDC. ARTICLE III EVENTS OF DEFAULT; RIGHTS AND REMEDIES Section 3.01. Each of the following occurrences shall constitute an "Event of Default" under this Funding Agreement: (a) Failure to Make Payments When Due. Failure by either party to pay any amount due on or before the date that such payment is due and payable pursuant to this Funding Agreement. (b) Other Defaults. Should SBEDC fail duly and punctually to perform or observe any agreement, covenant or obligation binding on SBEDC under this Funding Agreement which could lead to an Event of Default, such failure shall continue for thirty (30) calendar days after the earlier of (i) the date as of which SBEDC had actual knowledge of such failure, and (ii) the date on which the Agency gives SBEDC notice of such failure. (c) Breach of Representation or Warranty. Should any representation or warranty made or deemed made by one party to the other party herein be false or misleading in any material respect on the date as of which made which could lead to an Event of Default which is not remedied to the satisfaction of the non-defaulting party within ninety (90) calendar days following receipt by the defaulting party of written notice of such inaccuracy. (d) Failure to Assign. Failure of SBEDC to comply with the written notice of the Commission for the assignment of this Funding Agreement to ajoint powers authority as may be directed by the Commission to SBEDC pursuant to Section 1.03 shall be an Event of Default pursuant to this Section 3.01(e), and the Commission may thereupon terminate this Funding Agreement immediately upon receipt of such notice of termination by SBEDC without cure and without any prior notice. (e) Amendment to SBEDC Bvlaws. Any amendments to the adopted Bylaws of SBEDC that amend, change or otherwise modify the form of said Bylaws as were in existence as of the date of this Funding Agreement without the prior written approval of the Commission as required by Section 1.04 shall be an Event of Default pursuant to this Funding Agreement. Upon the occurrence of any such Event of Default pursuant to this Section 3.01(d) for failure of SBEDC to comply with Section 1.04, the Commission may thereupon terminate this Funding Agreement immediately upon receipt of such notice of termination by SBEDC without cure and without any prior notice. 6 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 (t) Failure to Maintain Tax-Exempt Status. Any failure of SBEDC to maintain the current tax-exempt status of SBEDC as an Internal Revenue Code Section 501(c)(3) non-profit corporation as required by Section 1.05 shall be an Event of Default under this Section 3.01(t). Upon the occurrence of any such Event of Default pursuant to this Section 3.01(t) for failure of SBEDC to comply with Section 1.05, the Commission may thereupon terminate this Funding Agreement immediately upon receipt of such notice of termination by SBEDC without cure and without any prior notice. Section 3.02. Rights and Remedies. (a) Acceleration, Etc. Upon the occurrence of any Event of Default by the Agency to remit the tax increment revenues to SBEDC, the unpaid principal amount of any and all tax increment revenues payable pursuant to this Funding Agreement shall automatically become immediately due and payable for each fiscal year in which such Event of Default shall have occurred. After the expiration of all cure periods by the Agency, thereafter SBEDC may exercise any or all rights and remedies under this Funding Agreement or otherwise pursuant to applicable law. (b) Waiver of Demand. Demand, presentment, protest and notice of nonpayment are hereby waived by SBEDC. SBEDC also waives, to the extent permitted by law, the benefit of all valuation, appraisal and exemption laws. (c) Parties to Institute Proceedings. Upon a default by either party, the non- defaulting party may institute any proceeding at law or in equity to enforce the obligations of the other party under this Funding Agreement and/or any covenants and obligations of the other party contained in this Funding Agreement. (d) Waivers, Amendments and Remedies. No delay or omission of the either party to exercise any right under this Funding Agreement shall impair such right or be construed to be a waiver of any Event of Default or an acquiescence therein, and any single or partial exercise of any such right shall not preclude other or further exercise thereof or the exercise of any other right, and no waiver, amendment or other variation of the terms, conditions or provisions of this Funding Agreement whatsoever shall be valid unless in a writing signed by the other party, and then only to the extent in such writing specifically set forth. All remedies contained in this Funding Agreement or by law afforded shall be cumulative and all shall be available to the parties until the obligations have been paid in full and this Funding Agreement has been terminated or until the expiration of the Term of this Funding Agreement. ARTICLE IV MISCELLANEOUS Section 4.01. Amendment. The provisions of this Funding Agreement may be amended only upon the written approval of the parties hereto which approval shall be granted at the absolute and sole discretion of each party. Section 4.02. Beneficiaries of Funding Agreement. To the extent applicable, the parties identified in the Redevelopment Related Improvements and the Other SBEDC 7 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 Contractual Obligations are expressly recognized as a third party beneficiary hereto. Nothing in this Funding Agreement, expressed or implied, is intended to give to any person, other than SBEDC and the Agency, as parties hereto, and those parties identified in the Redevelopment Related Improvements and the Other SBEDC Contractual Obligations, all as third party beneficiaries hereof, any right, remedy or claim under or by reason of this Funding Agreement. Any covenants, stipulations, promises or agreements in this Funding Agreement contained by and on behalf of SBEDC and the Agency or any member, officer or employee thereof shall be for the sole and exclusive benefit of SBEDC and the Agency as parties hereto and the parties identified in the Redevelopment Related Improvements and the Other SBEDC Contractual Obligations as third party beneficiaries hereof. Section 4.03. No Personal Liability. No member, officer or employee of SBEDC or the Agency shall be individually or personally liable for the payment of any amounts of the tax increment revenues as pledged to SBEDC by the Agency pursuant to this Funding Agreement; but nothing herein contained shall relieve any member, officer or employee of SBEDC and the Agency from the performance of any official duty provided by law. Section 4.04. Partial Invalidity. If anyone or more of the agreements or covenants or portions thereof provided in this Funding Agreement to be performed on the part of SBEDC or the Agency should be contrary to law, then such agreement or agreements, such covenant or covenants, or such portions thereof, shall be null and void and shall be deemed separable from the remaining agreements and covenants or portions thereof. Section 4.05. Notices and Delivery. Any consent, notice or other communication herein required or permitted to be given shall be in writing and may be personally served, telecopied or sent by courier service or United States mail and shall be deemed to have been given when delivered in person or by courier service, upon receipt of a telecopy (or on the next business day if such telecopy is received on a non-business day or after 5:00 p.m. (at the office of the recipient) on a business day) or four (4) business days after deposit in the United States mail (registered or certified, with postage prepaid and properly addressed). Any party delivering a communication by telecopy shall also send a copy thereof by one of the other means provided in this Section 4.05. For the purposes hereof the addresses of the parties hereto (until notice of a change thereof is delivered as provided in this Section 4.05) shall be as set forth in the official business addresses of each party as of the date of this Funding Agreement and at such other address as may be designated by such party in a written notice to all ofthe other party. Section 4.06. Survival of Warranties and Agreements. All agreements, representations, warranties and indemnities made or given herein shall survive the execution and delivery of this Funding Agreement and the making, repayment and fulfillment of the obligations of the parties as incurred in this Funding Agreement. Section 4.07. Severability. In case any provision in or obligation under this Funding Agreement shall be invalid, illegal or unenforceable in any jurisdiction, the validity, legality and enforceability of the remaining provisions or obligations, or of such provision or obligation in any other jurisdiction, shall not in any way be affected or impaired thereby. 8 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-0J-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 Section 4.08. Headings. Section headings in this Funding Agreement are included herein for convenience of reference only and shall not constitute a part of this Funding Agreement for any other purpose or be given any substantive effect. Section 4.09. Governing Law; Waiver. This Funding Agreement shall be governed by, and shall be construed and enforce in accordance with, the laws of the State of California. Section 4.10. Successors and Assigns. This Funding Agreement shall be binding upon the parties hereto and their respective successors and assigns. The terms and provisions of this Funding Agreement shall inure to the benefit of any assignee or transferee of the tax increment revenues or any portion thereof, and in the event of any permitted such transfer or assignment, the rights and privileges herein conferred upon the applicable party shall automatically extend to and be vested in such transferee or assignee, all subject to the terms and conditions hereof. Section 4.11. Performance of Obligations. SBEDC agrees that the Agency may, but shall have no obligation to, make any payment or perform any act required of SBEDC under any of the obligations as incurred by SBEDC pursuant to this Funding Agreement or take any other action which the Agency in its discretion deems necessary or desirable to protect or preserve the pledge of the tax increment revenues pursuant to this Funding Agreement. Section 4.12. Construction. The parties acknowledge that each party has reviewed and revised this Funding Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Funding Agreement or any amendments or exhibits hereto. Section 4.13. Entire Agreement. This Funding Agreement embodies the entire agreement between the parties and supersedes all prior agreements, written and oral, relating to the subject matter hereof. Section 4.14. Execution in Several Counterparts. This Funding Agreement may be executed in any number of counterparts and each of such counterparts shall for all purposes be deemed to be an original; and all such counterparts, or as many of them as SBEDC and the Agency shall preserve undestroyed, shall together constitute but one and the same instrument. III III III III III 9 P:\Agendas\Comm Dev Commission\2011 CDC ltems\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 IN WITNESS WHEREOF, the Redevelopment Agency of the City of San Bernardino and the San Bernardino Economic Development Corporation, Inc., a California non-profit corporation, have caused this Project Funding Agreement to be signed in their name by their respective Executive Director and President all as of the date and year first above written. AGENCY Redevelopment Agency of the City of San Bernardino By: Interim Executive Director ATTEST: By: Secretary APPROVED AS TO FORM: By: Agency Counsel SBEDC San Bernardino Economic Development Corporation, Inc., a California non-profit corporation By: President ATTEST: By: Secretary 10 P:\Agendas\Comm Dev Commission\2011 CDC Items\SpeciaI Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 EXHIBIT "A" Proj ects 11 P:\Agendas\Comm Dev Commission\2011 CDC ltems\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx ~~ E--U se; ~~ ~~ - ~ ~ ~ ......, ~ E< ~ ~ ~ I- = o rJJ "C ~ - ~ - 8 ~ :;::u ~ ~ 8 ~ ; o I- ~ ~ .~ o I- ~ Q) ....... .0-< CIl "'0 1a ~ o .~ '0-< "'0 Q) S Q) I-< Q) ....... .0-< CIl ~~ o .0-< .~ CZl ......... Q) o '.;::J S~ Q) '0-< "'0 "8 tf (u~ ~ ,g ....... Q) CZl r~1 .0-< ~ _ CIl '+-< Q C 0 ~ t: 0 ~ ~ F3'S "'0 >- <] 1a E-- -:::, "2 .... ~....... U (lj i9 ....... 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Theater Promotion and Operations and Promotion of Special Events: including, but not limited to, California Theater operations, management and productions; Sturgess Theater operations, management and productions; Convention and Visitors' Bureau; Court Street Square; Baseball Stadium; Route 66 annual event; IEMG television station. 2. Staffing, Personnel. Consultants and other Professional Services to Implement Funding Agreement: including but not limited to, salaries and benefits to employees, fees and reimbursable expenses to consultants. 3. Property Maintenance and Management of Agency/SBEDC Owned Properties; including but not limited to, retaining of professional real estate consultants and service providers, payment of utilities, repair and maintenance and required capital upgrades, marketing and leasing, insurance and maintaining reserves and replacements for other property damage and liability issues. 4. Master Services Agreement of City with Agency: to be assigned by Agency to SBEDC and the scope and anticipated expenditures to be annually approved by the Board of the SBEDC. 5. Community Beautification Services: at the direction of the SBEDC Board to determine annual scope and costs of services. 6. Infrastructure Analyses within Redevelopment Proiect Areas: determine deficiencies and deferred maintenance and other safety hazards caused by inadequate infrastructure; determine frequency and extent of periodic repairs and maintenance to infrastructure; recommend capital improvement programs for infrastructure obsolescence and required upgrades and replacements. 7. Membership Subscriptions and Organizational Dues: including, but not limited to, IEEP, Film Commission, state and national organizations, ICSC, CRA and other industry organizations. 8. Office Expenses/Administration: including, but not limited, office supplies, office equipment and furnishings, computers and communications equipment and software, IT and communications consultants, utilities, other supplies and other out-sourced serVIces. 1 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Exhibit B (SBEDC Contractual Obligations) _ Project Funding Agreement.doc CDC/2011-9 9. Administration of Agreements: (i) Leases: surface parking lots and parking structures, Carousel Mall, theaters, Shandin Hills Golf Course, EDA Building, and any other Agency operating property; and (ii) Other Agreements: contract compliance and monitoring for all promissory notes and financial and performance obligations of parties pursuant to Loan Agreements, Reimbursement Agreements, DDA's and OPA's. 10. Property Disposition Expenses and Management: including, but not limited to, all related to sales and brokerage commissions, marketing, preparation of materials and agreements, appraisals, surveys, environmental reports, title and escrow costs. 11. Redevelopment Plan Administration: including, but not limited to, NWP AC, other Project Area Committees, annual tax increment analyses and projections of forecasted tax increment revenues, administration of taxing entity pass-through agreements, analyses of foreclosure rates, assessment appeals and delinquent property tax reports, other Redevelopment Plan and Redevelopment Project Area administration and compliance. 12. Periodic Reporting Requirements: including, but not limited to, all state and federal reporting on redevelopment activities, filings with California Secretary of State, compliance with all FPPC reporting forms, continuing disclosure requirements for all Agency municipal bond issues and other bond issue related arbitrage and Trust Indenture compliance matters, review of annual audits and preparation of annual budgets. 2 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Exhibit B (SBEDC Contractual Obligations) _ Project Funding Agreement.doc CDC/2011-9 EXHIBIT "C" Management and Maintenance for Agency Real Property Assets 13 P:\Agendas\Comm Dev Commission\2011 CDC Items\Special Joint Workshop\03-03-11 Agency & SBEDC - Project Funding Agreement.docx CDC/2011-9 MANAGEMENT AND MAINTENANCE FOR AGENCY REAL PROPERTY ASSETS Improved Redevelopment Agency Properties: 1. 3380 Little Mountain Drive - Shandon Hills Golf Course 2. 780 North "E" Street - The Sturges Theatre Building 3. Church and "D" Parking Lots 4. 512 North "E" Street - 5th and "E" Street Parking Lot 5. 451 North "F" Street Parking Lot 6. 450 North "E" Streets - 20-Plex Movie Theater: Appraised 7. 480 North "D" Street Grassed Lots 8. Parking Lot Adjacent to north of the Law Library Parking Lots 9. 710 North "D" Street - City Police Station 10.562 West 4th Street - The California Theatre Building 11. NWC 4th and "E" Streets - 3 Grassed Lots: Appraised 12.396 North "E" Street - Woolworth Building 13.390 North "E" Street - "J" Building Lot 14.385 North "E" Street - Vacant Restaurant: Appraised 15. 3-Level Parking Structure - Carousel Mall Parking Structure 16.295 Carousel Mall Drive - Mall Common Area Parking Lot (30+ acres) 17. 5th Mount Vernon Street Parking Lot 18. 349 North "E" Street - Court Street Square: Appraised 19. Court Street Parking Lot - Adjacent to the north of 300 N. "D" Street. 20. 297 North "E" Street - City of San Bernardino Convention Center: Appraised 21. 201 North "E" Street, Building A & B- Mixed Use Office/Retail Building 22. 5-Level Parking Structure - 201 North "D" Street 23. 170 & 174 South "E" Street 24.820 Cooley Drive - Cooley Drive Parking Lots 25. 4-Acre Lot West of 170 & 174 South "E" Street 26. 280 South "E" Street - Baseball Stadium: Appraised 27. 1289, 1316 and 1350 South "E" Street - Multi Use Office/Garage Campus: Appraised 28. Bond Street Planter 29.266 East 3rd Street - National Guard Armory Unimproved Redevelopment Agency Properties: 1. Various parcels throughout city - approximately 100 properties (includes 100 acre Bice parcels) 2. Various remnant parcels throughout city - approximately 25 properties